Barbur Boulevard Office
For Sale
Contact for pricing
9570 SW Barbur Blvd, Portland, OR 97219
34,722 SF office building with owner/user opportunity.
Property Size34,722 SF
Price / SF$168.69
Days on Market872
Property Features for 9570 SW Barbur Blvd
General Information
Standard status
Active
Size
34,722 SF
Class
B
Property subtype
Office
Lease Type
Gross
Investment Type
Owner/User
Building Details
Tenancy
Multi
Listing Agency:
Macadam Forbes
(503) 972-7294
Listed By:
Joe Kappler · License #OR 200605069
Source:
Crexi
Added: Apr 3, 2024
Changed: Aug 8
Last Checked: Aug 18 at 11:18PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Macadam Forbes
Investment Insights
Based on property information with market context.
This 34,722 SF concrete office building presents a rare owner/user opportunity, with up to 23,237 SF available for occupancy. The building features three floors with elevator service to each level. Parking surrounds the building, which also offers prominent building signage and monument signage facing I-5 and Barbur Boulevard. The first floor comprises one 5,100 RSF suite. The second floor is divided into four suites combining for 12,380 RSF. The third floor is divided into eight suites combining for 12,227 RSF. Specifically, 12,380 RSF on the second floor and an additional 10,857 RSF on the third floor will be available.
Key Highlights
- Rare owner/user opportunity to occupy up to 23,237 SF.
- Benefit from prominent building signage and monument signage facing I‑5 and Barbur Boulevard.
- Parking surrounds the building.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$449,466
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.67%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$8,989,320
$9.0M
Cap Rate 7%
$6,420,943
$6.4M
Cap Rate 9%
$4,994,067
$5.0M
Market Conditions
NOI Build-Up for 34,722 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$791.7K $22.80/SF
− Vacancy
−$192.4K −$5.54/SF
EGI
$599.3K $17.26/SF
− OpEx
−$149.8K −$4.31/SF
NOI
$449.5K $12.94/SF
Area
ZIP 97219
Vacancy
24.30%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$8,989,320
Cap Rate 7%
$6,420,943
Cap Rate 9%
$4,994,067
Alternative Uses
Best Use
Office B
$6.42M
$5.62M – $7.49M
NOI $449,466 @ 7.0% cap · market cap 7.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.75M
$8.53M – $11.38M
NOI $682,556 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
779
Businesses Nearby
Explore this area
Business Placement
Demographics for 97219, OR
42,474
Population
18,881
Households
2.2
Avg Household Size
40
Median Age
66%
College-Educated
98%
High-School Grad
11.7 sq mi
ZIP Area
3,630
Density / Sq Mi
$115,525
Median Household Income
$59,178
Median Earnings
$1,603
Median Rent
$651,600
Median Home Value
Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 34,722 SF office building with owner/user opportunity.
Where is this office building located?
The property is located at 9570 SW Barbur Blvd Portland, OR.
What is the asking price?
The asking price for this property is $5,857,344.
What are key features of this property?
This property features: Rare owner/user opportunity to occupy up to 23,237 SF.; Benefit from prominent building signage and monument signage facing I‑5 and Barbur Boulevard.; Parking surrounds the building.
